If the margins are too low to sell then I will hold for 2 years and start to DCA every 3 months with a new property to 1031 exchange in the future to allocate for bigger projects tax free.

My current thinking, and I waffle, tells me to flip, take the $45k post-sale profit, and do a 1031 Exchange.

Look into doing a 1031.

However, if I was a seller, I'd do that in exchange for some non-refundable money.In seller's defense, what happens if you change your mind, don't close and have two vacants (= ZERO income) now?

If you live in it for less than 2 years in a 5 year span and sell your looking at capital gains taxes unless you do a 1031 exchange.... some people leverage this incentive so you need to determine where you fall...or are you keeping it for 30 years?

I've been thinking about getting a partner to pay for the rehab in exchange for a percentage of ownership, but I'd hate to give up the cashflow when it's fixed up. 

Just curious, did you happen to 1031 into the 3 rentals or no?

Should I  1) hold onto the property and take equity out to reinvest in another real estate venture (leaning towards MHP) or 2) sell the property and 1031 exchange 3) contact the investors that are building around me and see if I can partner?  

The only reason I am buying now is that I am doing a 1031 out of a SFR.

I'm doing a 1031 to avoid the brutal tax hit.